Hotel Felix Public Inquiry

Background

Appeal under Section 78 by Cassel Hotels (Cambridge) Ltd. against refusal by South Cambridgeshire District Council of a Full Planning Application (Ref. 21/00953/FUL) for the demolition of existing buildings and erection of a Care Home (Use Class C2) with external amenity space, access, parking, landscaping and other associated works.

 

An inquiry will take place Tuesday 31 January 2023 for a period of up to 8 days.

 

Inquiry Documents

ID1 - Appellant’s Opening Statement [PDF, 0.2MB]

ID2 - LPA Opening Statement [PDF, 0.1MB]

ID3 - Historic England: Local Heritage Listing: Identifying and Conserving Local Heritage [PDF, 1.5MB]

ID4 - Chancellor’s Statement [PDF, 20Kb]

ID5 - Erratum – M Sechi Proof of Evidence – Figure 11 [PDF, 0.3MB]

ID6 - Cover Page and Figure 4.1 Landscape Character Types and Areas - from Landscape Character Assessment_GCLP_210831_Part_A [PDF, 1.5MB]

ID7 - NHS Reducing Long Stays [PDF, 0.3MB]

ID8 - Planning Permission and Documents for S/4502/17/FL [PDF, 5MB]

ID9 - Representation: Mrs Ann Muston (Girton Parish Council) [PDF, 0.2MB]

ID10 - Representation: Dr John Gray and Michael Goodhart (Cambridge Past Present and Future) [PDF, 0.4MB]

ID11 - Representation: Mr David Rosewarne [PDF, 1MB]

ID12 - Representation: Mrs Janet Dye [PDF, 64Kb]

Inquiry Documents Index [PDF, 86Kb]

Core Documents

Core Documents Index [PDF, 0.2MB]

Documents, plans and drawings submitted with the original application

00 - Cover Letter - Dated 19 February 2021 - Application Documents and Plans [PDF, 91Kb]

01 - Location Plan - A-84606A - Application Documents and Plans [PDF, 0.1MB]

02 - Existing Site Plan - A-84605A - Application Documents and Plans [PDF, 0.7MB]

03 - Existing Elevations - A-84623A - Application Documents and Plans [PDF, 1MB]

04 - Existing Basement and Ground Floor Plan - A-84613A - Application Documents and Plans [PDF, 0.3MB]

05 - Existing First and Second Floor Plan - A-84614A - Application Documents and Plans [PDF, 0.3MB]

06 - Existing Roof Plan - A-84615A - Application Documents and Plans [PDF, 0.2MB]

07 - Proposed Site Plan - A-84604A - Application Documents and Plans [PDF, 1.5MB]

08 - Proposed Care Home Courtyard Elevations Plan - A-84622A - Application Documents and Plans [PDF, 3MB]

09 - Proposed Floor Plans: Ground Floor and First Floor - Proposed Floor Plans: Second Floor and Roof - A-84611A - Application Documents and Plans [PDF, 0.5MB]

10 - Proposed Floor Plans: Second Floor and Roof - A-84612A - Application Documents and Plans [PDF, 0.3MB]

11 - Proposed Care Home Main Elevations - A-84621A - Application Documents and Plans [PDF, 7MB]

12 - Proposed Sections - A-84624A - Application Documents and Plans [PDF, 2MB]

13 - Landscape General Arrangement - Sheet 1 - LD-PLN-200-A - Application Documents and Plans [PDF, 2MB]

14 - Landscape General Arrangement - Sheet 2 - LD-PLN-201-A - Application Documents and Plans [PDF, 2MB]

15 - Planning Statement Dated February 2021 - Application Documents and Plans [PDF, 2.5MB]

16 - Statement of Community Involvement Dated February 2021 - Application Documents and Plans [PDF, 4MB]

17 - Care Home Planning Need Assessment Dated December 2020  - Application Documents and Plans [PDF, 6MB]

18 - Design and Access Statement - Reference: A-846 - Dated 19 January 2021 - Application Documents and Plans [PDF, 6MB]

18a - Design and Access Statement - Part 2 [PDF, 8.5MB]

18b - Design and Access Statement - Part 3 [PDF, 7MB]

18c - Design and Access Statement - Part 4 [PDF, 8.5MB]

18d - Design and Access Statement - Part 5 [PDF, 10MB]

18e - Design and Access Statement - Part 6 [PDF, 7MB]

18f - Design and Access Statement - Part 7 [PDF, 9.5MB]

19 - Heritage Statement Dated February 2021 - Application Documents and Plans [PDF, 7MB]

20 - Landscape and Visual Appraisal and Green Belt Study - Dated February 2021 - Application Documents and Plans [PDF, 4.5MB]

20a - Landscape and Visual Appraisal and GB Study - Appendix 1 [PDF, 8.5MB]

20b - Landscape and Visual Appraisal and GB Study - Appendix 2 [PDF] [PDF, 4MB]

20c - Landscape and Visual Appraisal and GB Study - Appendix 3 [PDF, 3MB]

20d - Landscape and Visual Appraisal and GB Study - Appendix 4a [PDF, 9.5MB]

20e - Landscape and Visual Appraisal and GB Study - Appendix 4b [PDF, 7.5MB]

21 - Health Impact Assessment - Dated February 2021 - Application Documents and Plans [PDF, 2MB]

22 - Transport Statement - Reference 6185 – Dated February 2021 -  Application Documents and Plans [PDF, 8.5MB]

23 - Framework Travel Plan - Reference 6185 – Dated - February 2021 - Application Documents and Plans [PDF, 7MB]

24 - Flood Risk Assessment and Drainage Strategy Report - Reference 20106-ARC- XX-00-RP-D-0001-P3 - Dated February 2021 - Application Documents and Plans [PDF, 8.5MB]

25 - Phase 2: Site Investigation: Hotel Felix, Cambridge - Reference S2011/SI - Dated January 2021 - Application Documents and Plans [PDF, 6.5MB]

26 - Tree Survey - Constraints Plan - Reference: 8100-D-CP -  Dated 23 April 2020 - Application Documents and Plans [PDF, 0.8MB]

27 - Energy Strategy Report - Reference: 1761-REP- ES-01-P1 - Dated February 2021 - Application Documents and Plans [PDF, 5MB]

28 - Utilities Statement - Reference: 1761-REP- US-01-P1 - Dated February 2021 - Application Documents and Plans [PDF, 1.5MB]

29 - Ventilation Statement  Reference: 1761-REP- VS-01-P1 - Dated February 2021 - Application Documents and Plans [PDF, 0.3MB]

30 - Water Management and Conservation Statement Reference: 1761-REP- WM-01-P1 – Dated February 2021 - Application Documents and Plans [PDF, 0.2MB]

31 - Ecological Assessment - Reference: 9153.EcoAs.vf. - Dated October 2020 - Application Documents and Plans [PDF, 6.5MB]

32 - Biodiversity Net Gain Report  Reference: 9153.BNGreport.vf - Dated February 2021 - Application Documents and Plans [PDF, 4MB]

33 - Acoustic Assessment  Reference: 2019995 - Dated 8 January 2021 - Application Documents and Plans [PDF, 3MB]

34 - Exterior and Landscape Lighting Concept - Reference PRSM-2349 Revision A -  Dated 5 February 2021 - Application Documents and Plans [PDF, 5.5MB]

35 - Archaeological Impact Assessment - Dated January 2021 - Application Documents and Plans - P1 [PDF, 8MB]

35a - Archaeological Impact Assessment - Dated January 2021 - Application Documents and Plans - P2 [PDF, 0.3MB]

35b - Archaeological Impact Assessment - Dated January 2021 - Application Documents and Plans - P3 [PDF, 0.3MB]

36 - Sustainability Statement - Revision C. - Dated 12 February 2021 - Application Documents and Plans [PDF, 0.9MB]           

38 - Arboricultural Impact Assessment Preliminary - Arboricultural Method Statement and Tree Protection Plan - Reference: 8100 – Dated 23 February 2021 - Application Documents and Plans [PDF, 7.5MB]

39 - Arboricultural Plan - Tree Survey and Arboricultural Impact Assessment - Reference 8100-D-AIA - Dated 23 February 2021 - Application Documents and Plans [PDF, 1.5MB]

40 - Phase 1 Desk Study - Main Report - December 2020 [PDF, 4.5MB]

40a - Phase 1 Desk Study - Reference 201112 – Dated December 2020 - Application Documents and Plans - Appendix A (Photographs) [PDF, 1.5MB]

40b - Phase 1 Desk Study - Reference 201112 – Dated December 2020 - Application Documents and Plans - Appendix B (Maps) [PDF, 8MB]

40c - Phase 1 Desk Study - Reference 201112 – Dated December 2020 - Application Documents and Plans - Appendix C (Envirocheck) [PDF, 4.5MB]

40d - Phase 1 Desk Study - Reference 201112 – Dated December 2020 - Application Documents and Plans - Appendix D, E & F [PDF, 1.5MB]

Documents not submitted with the original application but are revisions

41 - Technical Note – Transport - Reference 6185 – Dated 10 May 2021 - Revised Application Documents and Plans [PDF, 0.5MB]

42 - Supplementary Notes to FRA and Design Strategy Report - Reference 20106 - Revised Application Documents and Plans [PDF, 4.5MB]

43 - Drainage Ground Assessment - Reference: 20106-ARC- XX-00-DR-D-0001-P3 - Revised Application Documents and Plans [PDF, 0.9MB]

44 - Energy Strategy - Reference: 1761-REP- ES-01-P2 - Dated May 2021 - Revised Application Documents and Plans [PDF, 5MB]

45 - Route of Ordinary Watercourse - 1 of 2 - Reference 20106 - Revised Application Documents and Plans [PDF, 8MB]

46 - Route of Ordinary Watercourse - 2 of 2 - Reference 20106 - Revised Application Documents and Plans [PDF, 8MB]

47 - Tree Survey, AIA, Preliminary AMS and TTP - Reference: 8100 Revision A  - Revised Application Documents and Plans [PDF, 7.5MB]

48 - Arboricultural Plan - TS and AIA - Reference: 8100-D-AIA-A - Dated 23 March 2021 - Revised Application Documents and Plans [PDF, 2MB]

49 - Landscape General Arrangement - Sheet 1 of 2 - Reference: LD-PLN-200- B - Revised Application Documents and Plans [PDF, 1.5MB]

50 - Landscape General Arrangement - Sheet 2 of 2 - Reference: LD-PLN-201- B - Revised Application Documents and Plans [PDF, 1.5MB]

51 - Proposed Site Plan - Reference: A-846 04B - Revised Application Documents and Plans [PDF, 1.5MB]

52 - Landscape Proposals Version 2.0. Dated 16 - April 2021 (Superseded by Version 4.0) - Revised Application Documents and Plans [PDF, 9.5MB]

53 - Landscape Proposals - Version 4.0. Dated 29 June 2021 - Revised Application Documents and Plans [PDF, 11MB]

54 - Headline Need Planning Statement (Carterwood) - Dated January 2022 - Revised Application Documents and Plans [PDF, 2MB]

55 - Very Special Circumstances Supplemental Report - Dated 18 October 2021 - Revised Application Documents and Plans [PDF, 0.5MB]

56 - Health Impact Assessment - Revision Dated June 2021 - Revised Application Documents and Plans [PDF, 2MB]

57 - Existing Building Review - Dated May 2021 - Revised Application Documents and Plans [PDF, 4MB]

123- Tree Moving Statement, prepared by Glendale Countryside Ltd. - Dated 13 May 2021 - Revised Application - Documents and Plans [PDF, 2MB]

Key comments, representations, Minutes and Correspondence as submitted by the Authority to the appeal questionnaire      

58 - Public Health England - 12 April 2021 - Key Representations [PDF, 0.2MB]

59 - Natural England - 16 April 2021 - Key Representations [PDF, 97Kb]

60 - Local Highway Authority - 20 April 2021 - Key Representations [PDF, 2Kb]

61 - Designing Out Crime Officer - 22 April 2021 - Key Representations [PDF, 0.7MB]

62 - Contaminated Land Officer - 27 April 2021 - Key Representations [PDF, 0.1MB]

63 - Environmental Health Officer - 28 April 2021 - Key Representations [PDF, 0.2MB]

64 - Environment Agency - 28 April 2021 - Key Representations [PDF, 0.2MB]

65 - Anglian Water - 29 April 2021 - Key Representations [PDF, 56Kb]

66 - Ecology Officer - 30 April 2021 - Key Representations [PDF, 44Kb]

67 - Cambridgeshire County Council – Transport - 30 April 2021 - Key Representations [PDF, 0.3MB]

68 - Highways England - 30 April 2021 - Key Representations [PDF, 0.3MB]

69 - SCDC Drainage Engineer - 4 May 2021 - Key Representations [PDF, 0.4MB]

70 - Greater Cambs Sustainability Officer - 4 May 2021 - Key Representations [PDF, 0.3MB]

71 - Cambridgeshire County Council – LLFA - 5 May 2021 - Key Representations [PDF, 0.4MB]

72 - Ancient Monuments Society - 5 May 2021 - Key Representations [PDF, 0.7MB]

73 - SCDC Tree Officer - 6 May 2021 - Key Representations [PDF, 4Kb]

74 - SCDC Health Development Officer - 19 May 2021 - Key Representations [PDF, 0.3MB]

75 - Cambridgeshire County Council – LLFA - 28 May 2021 - Key Representations [PDF, 0.4MB]

76 - Greater Cambs Landscape Officer - 21 June 2021 - Key Representations [PDF, 0.1MB]

77 - Greater Cambs Sustainability Officer - 24 June 2021 - Key Representations [PDF, 0.2MB]

78 - Greater Cambs Conservation Officer - 2 July 2021 - Key Representations [PDF, 0.1MB]

79 - Cambridgeshire County Council – LLFA - 5 July 2021 - Key Representations [PDF, 0.4MB]

80 - SCDC Health Development Officer  - 19 July 2021 - Key Representations [PDF, 96Kb]

81 - Archaeologist - 3 August 2021 - Key Representations [PDF, 1MB]

82 - Cambridgeshire County Council – Transport - 16 August 2021 - Key Representations [PDF, 62Kb]

83 - Cambridgeshire County Council - Commissioning Manager – Adults - 22 December 2021 - Key Representations [PDF, 0.8MB]

84 - Greater Cambs – Housing - 23 December 2021 - Key Representations [PDF, 0.4MB]

85 - Greater Cambs Conservation Officer - 7 February 2022 - Key Representations [PDF, 1MB]

86 - NHS Cambridgeshire and Peterborough CCG - 8 June 2022 - Key Representations [PDF, 0.8MB]

87 - PPSE - 17 June 2022 - Key Representations [PDF, 0.4MB]

88 - SCDC S106 Officer - 27 June 2022 - Key Representations [PDF, 0.2MB]

89 - SCDC Environmental Health Officer (Contamination) - 5 July 2022 - Key Representations [PDF, 0.1MB]

90 - Cambs Fire and Rescue - 3 November 2022 - Key Representations [PDF, 0.3MB] [PDF, 0.8MB]

Committee Report and Minutes  

91 - Committee Report -13 July 2022 - Planning Committee Report and Decision [PDF, 0.7MB]

92 - Printed Committee Minutes - 13 July 2022 - Planning Committee Report and Decision [PDF, 0.1MB]

Appeal Submission Documents (as received by Inspector)   

93 - Decision Notice - 22 July 2022 - Appeal Submission [PDF, 0.1MB]

94 - Appeal Form - Appeal Submission [PDF, 86Kb]

95 - Appeal Covering Letter - Appeal Submission [PDF, 77Kb]

96 - Appeal Site Location Plan - Appeal Submission [PDF, 0.1MB]

97 - Statement of Case [PDF, 1MB]

Development Plan and Policy     

100 - South Cambridgeshire Local Plan DPD (2018) - Development Plan and Policy [PDF, 15.5MB]

101 - Girton Policies Map (2018)   - Development Plan and Policy [PDF, 3MB]

102 - Sustainable Design and Construction SPD (2020) - Development Plan and Policy [PDF, 5.5MB]

103 - Biodiversity SPD (2022) - Development Plan and Policy [PDF, 12.5MB]

104 - Health Impact Assessment SPD (2011) - Development Plan and Policy [PDF, 0.6MB]

131 - Cambridge Inner Green Belt Boundary Study (2015) - Development Plan and Policy [PDF, 5MB]

Council Evidence Base

105 - Greater Cambridge Housing Strategy 2019 - 2023 (2019) - Development Plan and Policy [PDF, 5.5MB]

119 - SCDC Doubling Nature Strategy (2021) - Development Plan and Policy [PDF, 3MB]

121 - The Older People's Housing, Care and Support Needs in Greater Cambridge 2017-2036' report (2017) - Development Plan and Policy [PDF, 2.5MB]

Appellant's Documents      

106 - Statement of Case - Appellant's Documents [PDF, 1MB] 

153 - Appellant Proof of Evidence - Architect [PDF, 11.5MB]

154 - Appellant Proof of Evidence - Heritage [PDF, 1.5MB]

155 - Appellant Proof of Evidence - Landscape [PDF, 3MB]

156 - Appellant Proof of Evidence - Need [PDF, 4MB]

157 - Appellant Proof of Evidence - Planning [PDF, 1MB]

161 - Rebuttal Proof of Evidence Hotel Felix [PDF, 0.1MB]

162 - Rebuttal Heritage proof of evidence [PDF, 2.5MB]

163 - Rebuttal Need proof - Mrs J Venables [PDF, 0.2MB]

Other Case Law and Appeal Decisions: 21/05276/FUL; APP/W0530/W/22/3296300 - Station Road  

108 - Appeal Decision Notice - Case Law and Appeal Decisions [PDF, 1.5MB]

109 - Statement of Common Ground - Case Law and Appeal Decisions [PDF, 1.5MB]

110 - Appellant Statement of Case - Case Law and Appeal Decisions [PDF, 0.3MB]

111 - Council's Statement of Case - Case Law and Appeal Decisions [PDF, 0.2MB]

112 - Local Planning Authority Closing Statement - Case Law and Appeal Decisions [PDF, 0.3MB]

Other Case Law and Appeal Decisions: 20/02929/OUT; APP/W0530/W/21/3280395 - Stapleford           

113 - Appeal Decision Notice - Case Law and Appeal Decisions [PDF, 6MB]

114 - Statement of Common Ground - Case Law and Appeal Decisions [PDF, 0.8MB]

115 - Appellant Statement of Case - Case Law and Appeal Decisions [PDF, 3.5MB]

116 - Council's Statement of Case - Case Law and Appeal Decisions [PDF, 0.3MB]

Other Case Law and Appeal Decisions: S/3418/17/FL- Capital Park, Fulbourn     

122 - Committee Report [PDF, 0.4MB]

Case Law and Appeal Decisions

130 - APP/B1930/W/20/3259161 - Chelford House, Coldharbour Lane, Harpenden AL5 4UN (September 2021) - Case Law and Appeal Decisions [PDF, 0.2MB] 

Council's Appeal Documents

120 - Council's Statement of Case – South Cambridgeshire District Council Documents [PDF, 0.3MB]

132 - LPA Proof of Evidence - Planning - SCDC Documents [PDF, 0.3MB]

133 - LPA Proof of Evidence - Heritage [PDF, 3MB]

134 - LPA Proof of Evidence - Need [PDF, 0.3MB]

135 - LPA Proof of Evidence List of Documents [PDF, 35Kb]

136 - LPA Proof of Evidence Appendix EG1 - Cambridge Inner Green Belt Boundary Study [PDF, 5MB]

137 - LPA Proof of Evidence Appendix EG2 - Stapleford Committee Report [PDF, 0.4MB]

138 - LPA Proof of Evidence Appendix EG3 - Greater Cambridge Housing Trajectory and Five Year Housing Land Supply Report - 1 April 2022 [PDF, 4MB]

139 - LPA Proof of Evidence Appendix EG4 - Housing Delivery Test 2021 Measurements [PDF, 0.6MB]

140 - LPA Proof of Evidence Elisabeth Glover Summary [PDF, 0.1MB]

141 - LPA Proof of Evidence Appendix GB Proof of Evidence - Heritage - Summary [PDF, 96Kb]

142 - LPA Proof of Evidence Appendix GS1 LaingBuisson Care Homes Older People v2.0 [PDF, 0.5MB]

143 - LPA Proof of Evidence Appendix Market Engagement Event_ Slides [PDF, 1.5MB]

144 - LPA Proof of Evidence Appendix GS3 CWS-Housing-Needs-of-Specific- Groups - October 2021 [PDF, 3MB]

145 - LPA Proof of Evidence Appendix GS4 Consultation Response Email LOB - 22 December 2021 [PDF, 0.8MB]

146 - LPA Proof of Evidence Appendix GS5 Applicants Response Email Mike Derbyshire - 17 January 2022 [PDF, 1MB]

147 - LPA Proof of Evidence Appendix GS6 Older Peoples Accommodation Demand Profiles [PDF, 2MB]

148 - LPA Proof of Evidence Appendix GS7 Alzheimer's Society Factsheet 400L [PDF, 1.5MB]P

149 - LPA Proof of Evidence Appendix GS8 ONS information v2.0 [PDF, 0.3MB]

150 - LPA Proof of Evidence Appendix GS9 County Council Population Analysis [PDF, 0.2MB]

151 - LPA Proof of Evidence Appendix GS10 CQC Registered Bed Numbers [PDF, 0.1MB]

152 - LPA Proof of Evidence Personal Form [PDF, 25Kb]

Other Evidence Documents

124 - Letter to Mary Collins SCDC from Bidwells – 02.09.2021 [PDF, 0.2MB]

126 - District Demand Profiles for Older People's Accommodation 2021 – 2036 - People and Communities      Directorate, Cambridgeshire County Council and Peterborough - Inquiry Documents. City Council -  Winter 2021 (available during 2022) [PDF, 2MB]

127 - Older People's Accommodation with Care - Planning for future demand (June 2021) - Cambridgeshire County Council - Inquiry Documents [PDF, 94Kb]

128 - Cambridgeshire and Peterborough Market Position Statement 2018/2019 - Inquiry Documents [PDF, 1.5MB]

129 - Housing Needs of Specific Groups - Cambridgeshire and West Suffolk (October 2021) GL Hearn - Inquiry Documents [PDF, 3MB]

158 - Pre-app 01 Planning Response - 09/09/2020 [PDF, 0.4MB]

159 - Pre-app 02 Planning Response - 16/11/2020 [PDF, 0.1MB]

160 - Design Enabling Panel Response - Wednesday 13 January 2021 [PDF, 0.4MB]

164 - Draft Heads of Terms [PDF, 9Kb]

Third Party Representations

Statutory Comments List [PDF, 0.2MB]

Third Party Objection Comments [PDF, 0.2MB]

Representations Received Following Appeal Submission

165 – Appeal Representation - Cllr Bygott - Interested Party form with comments [PDF, 36Kb]

166 – Appeal Representation -  Cllr Bygott - letter to Inspector - dated 06.12.2022 [PDF, 0.7MB]

167 - Cllr Bygott Call-in request and comments - dated 21.05.2021 [PDF, 0.4MB]

168 – Cllr Bygott objection (received by SCDC on 21.05.2021) [PDF, 62Kb]

169 – Appeal Representation - Mr David Rosewarne - Interested Party form with comments [PDF, 0.6MB]

170 – Appeal Representation - National Highways - dated 03.11.2022 [PDF, 0.3MB]

171 – Appeal Representation - Ms Ann Rennie - Interested Party form [PDF, 33Kb]

172 – Appeal Representation - Ms Ann Rennie - letter to Inspector - dated 05.12.2022 [PDF, 0.1MB]

173 – Appeal Representation - Mr Sav Patel (Strutt and Parker) - letter to Inspector - dated 06.12.2022 [PDF, 0.7MB]

174 – Appeal Representation - Mrs Yvonne Murray - Interested Party form with comments [PDF, 0.5MB]

175 – Appeal Representation - Victorian Society - comments - dated 14.12.2022 [PDF, 1.5MB]

Appeal Documents

98 – Statement of Common Ground [PDF, 0.5MB]

117 – Draft and unsigned S106 agreement [PDF, 0.7MB]